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HomeMy WebLinkAbout2015-10-05 Workshop Meeting Agenda and Reports.pdf City of Maple Ridge 1. ADOPTION OF THE AGENDA 2. MINUTES – September 14, 2015 3. PRESENTATIONS AT THE REQUEST OF COUNCIL 3.1 4. MAYOR AND COUNCILLORS’ REPORTS 5. UNFINISHED AND NEW BUSINESS 5.1 E-Comm Annual Update • Fraser MacRae, Director of Police Services COUNCIL WORKSHOP AGENDA October 5, 2015 9:00 a.m. Blaney Room, 1st Floor, City Hall The purpose of the Council Workshop is to review and discuss policies and other items of interest to Council. Although resolutions may be passed at this meeting, the intent is to make a consensus decision to send an item to Council for debate and vote or refer the item back to staff for more information or clarification. The meeting is live streamed and recorded by the City of Maple Ridge. REMINDERS October 5, 2015 Closed Council cancelled Committee of the Whole Meeting 1:00 p.m. October 13, 2015 Council Meeting 7:00 p.m. Council Workshop October 5, 2015 Page 2 of 4 5.2 Maple Ridge Commercial and Industrial Strategy Implementation Plan Staff report dated October 5, 2015 recommending that the Maple Ridge Commercial and Industrial Strategy Implementation Plan Matrix be endorsed. 5.3 Albion Flats - Area Planning and Alternative Options for Land Use Staff report dated October 5, 2015 recommending that the option to revisit the 2010 Charrette Options be endorsed. 5.4 Designation of Deputy Mayor Resolution designating Councillor Shymkiw to serve as the Acting Mayor, referred to as the Deputy Mayor and schedule for presiding officers at Committee of the Whole Meetings. 5.5 Signing Authority for Accounts Approval of signing authority for accounts at TD Canada Trust 6. CORRESPONDENCE The following correspondence has been received and requires a response. Staff is seeking direction from Council on each item. Options that Council may consider include: a) Acknowledge receipt of correspondence and advise that no further action will be taken. b) Direct staff to prepare a report and recommendation regarding the subject matter. c) Forward the correspondence to a regular Council meeting for further discussion. d) Other. Once direction is given the appropriate response will be sent. 6.1 Fraser Health – Harm Reduction Letter dated September 18, 2015 from Dr. Shovita Padhi, Medical Health Officer, speaking to the issue of harm reduction and inappropriately discarded needles. Recommendation: Council Workshop October 5, 2015 Page 3 of 4 6.2 Renewed Federal Comprehensive Land Claims Policy – Metro Vancouver Letter dated September 18, 2015 from Greg Moore, Chair, Metro Vancouver Board, requesting endorsement of Metro Vancouver’s resolution expressing concerns that local governments and local government interests were not identified in a report on the renewed federal comprehensive land claims policy in relation to local government interests titled “A New Direction”. Recommendation: 7. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL 8. MATTERS DEEMED EXPEDIENT 9. ADJOURNMENT Checked by: ___________ Date: _________________ Council Workshop October 5, 2015 Page 4 of 4 Rules for Holding a Closed Meeting A part of a council meeting may be closed to the public if the subject matter being considered relates to one or more of the following: (a) personal information about an identifiable individual who holds or is being considered for a position as an officer, employee or agent of the municipality or another position appointed by the municipality; (b) personal information about an identifiable individual who is being considered for a municipal award or honour, or who has offered to provide a gift to the municipality on condition of anonymity; (c) labour relations or employee negotiations; (d) the security of property of the municipality; (e) the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure might reasonably be expected to harm the interests of the municipality; (f) law enforcement, if the council considers that disclosure might reasonably be expected to harm the conduct of an investigation under or enforcement of an enactment; (g) litigation or potential litigation affecting the municipality; (h) an administrative tribunal hearing or potential administrative tribunal hearing affecting the municipality, other than a hearing to be conducted by the council or a delegate of council (i) the receiving of advice that is subject to solicitor-client privilege, including communications necessary for that purpose; (j) information that is prohibited or information that if it were presented in a document would be prohibited from disclosure under section 21 of the Freedom of Information and Protection of Privacy Act; (k) negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public; (l) discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an annual report under section 98 [annual municipal report] (m) a matter that, under another enactment, is such that the public may be excluded from the meeting; (n) the consideration of whether a council meeting should be closed under a provision of this subsection of subsection (2) (o) the consideration of whether the authority under section 91 (other persons attending closed meetings) should be exercised in relation to a council meeting. (p) information relating to local government participation in provincial negotiations with First Nations, where an agreement provides that the information is to be kept confidential. City of Maple Ridge COUNCIL WORKSHOP MINUTES September 14, 2015 The Minutes of the City Council Workshop held on September 14, 2015 at 9:00 a.m. in the Blaney Room of City Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular City business. PRESENT Elected Officials Appointed Staff Mayor N. Read K. Swift, Acting Chief Administrative Officer/General Councillor K. Duncan Manager of Community Development, Parks and Councillor B. Masse Recreation Services Councillor G Robson P. Gill, General Manager Corporate and Financial Services Councillor T. Shymkiw F. Quinn, General Manager Public Works and Development Councillor C. Speirs Services D. Denton, Acting Corporate Officer ABSENT A. Gaunt, Confidential Secretary Councillor C. Bell Other Staff as Required C. Carter, Director of Planning R. Stott, Environment Planner C. Goddard, Manager of Development and Environmental Services J. Charlebois, Manager of Community Planning S. Murphy, Planner 2 S. Wheeler, Director of Community Services L. Benson, Manager of Sustainability and Corporate Planning Note: These Minutes are posted on the City Web Site at www.mapleridge.ca Note: Councillor Masse and Councillor Robson were not in attendance at the start of the meeting. 1.ADOPTION OF THE AGENDA The agenda was adopted as circulated with the addition of the following: 7.1 Revisions to the Maple Ridge Council Procedures Bylaw 2.0 Council Workshop Minutes September 14, 2015 Page 2 of 7 2. MINUTES 2.1 Minutes of the August 31, 2015 Council Workshop Meeting R/2015-376 It was moved and seconded That the minutes of the Council Workshop Meeting of August 31, 2015 be adopted as circulated. CARRIED 2.2 Minutes of Meetings of Committees and Commissions of Council • Maple Ridge Social Planning Advisory Committee – June 3, 2015 • Maple Ridge and Pitt Meadows Parks & Leisure Services Commission - July 9, 2015 R/2015-377 It was moved and seconded That the minutes of the Maple Ridge Social Planning Advisory Committee of June 3, 2015 and the Maple Ridge and Pitt Meadows Parks & Leisure Services Commission of July 9, 2015 be received. CARRIED 3. PRESENTATIONS AT THE REQUEST OF COUNCIL – Nil 4. MAYOR AND COUNCILLORS’ REPORTS Councillor Speirs Councillor Speirs attended the Federation of Canadian Municipalities conference. He provided a summary of items discussed at the conference. Mayor Read Mayor Read attended a meeting of the Metro Vancouver Housing Committee and the Mayor’s Council meeting on regional transportation. Councillor Duncan Councillor Duncan advised on important issues being discussed by the Alouette River Management Society which included the installation of a fish ladder by BC Hydro and the possible reactivation of an emergency call out system during flooding. Council Workshop Minutes September 14, 2015 Page 3 of 7 5. UNFINISHED AND NEW BUSINESS 5.1 Draft Tree Management Bylaw No. 7133-2015, Addendum to June 1, 2015 Council Workshop Report Staff report dated September 14, 2015 recommending that a previously endorsed tree management review/consultation process be modified to allow public input on draft Tree Management Bylaw No. 7133-2015 and that a report be provided on public feedback prior to consideration of readings of the bylaw. The Director of Planning provided a background on the current review and consultation process for the Tree Management Bylaw Note: Councillor Robson joined the meeting at 9:25 a.m. The Environmental Planner gave a PowerPoint presentation providing an update on the Tree Management Bylaw consultation process. Information provided outlined background on the process and the feedback received and highlighted proposed revisions as well as the next steps in the process. R/2015-378 It was moved and seconded That the previously endorsed Tree Management review/consultation process be modified to make the draft bylaw available for public viewing and comment, and that a report be provided on public feedback prior to consideration of readings of Maple Ridge Tree Management Bylaw No. 7133- 2015. CARRIED Note: The meeting was recessed at 10:24 a.m. and reconvened at 10:28 5.2 Housing Action Plan Implementation Framework Staff report dated September 14, 2015 recommending that the Housing Action Plan Implementation Framework be endorsed. The Acting Chief Administrative Officer introduced staff involved in the Housing Action Plan Implementation Framework project and spoke to the process involved. Council Workshop Minutes September 14, 2015 Page 4 of 7 The Planner 2 gave a PowerPoint presentation providing information on the context of the implementation framework, the concerns and issues expressed during previous discussions by Council and the relationship between the Official Community Plan framework. She also outlined the housing continuum, the municipal area of influence and gave an implementation framework timeline summary. R/2015-379 It was moved and seconded That the Housing Action Plan Implementation Framework attached as Appendix A to the report titled Housing Action Plan Implementation Framework dated September 14, 2015, be endorsed. R/2015-380 It was moved and seconded That the motion be revised to add the text “outlining items for Council discussion” following the text “Framework”. CARRIED MOTION AS AMENDED CARRIED 5.3 Fraser Health Authority Needle Distribution Program Discussion The Acting Chief Administrative Officer advised that the Fraser Health Needle Distribution program discussion was added to the Workshop agenda to allow for further input and discussion by Council. 5.3.1 R/2015-381 It was moved and seconded That staff be directed to prepare a letter on behalf of Council to Fraser Health, expressing concern over needle supply control and collection, and asking Fraser Health to work with the City on this issue moving forward; and further That the Mayor be authorized to work with Fraser Health on the issue. CARRIED Council Workshop Minutes September 14, 2015 Page 5 of 7 5.3.2 R/2015-382 It was moved and seconded That staff obtain feedback from the Maple Ridge-Pitt Meadows Parks and Leisure Services Commission and School District No. 42 on whether sharps containers in parks and on school grounds will be beneficial. CARRIED Councillor Shymkiw - OPPOSED Note: The meeting recessed at 12:00 noon and reconvened at 2:34 p.m. Councillor Masse and Councillor Shymkiw were not in attendance at the start of the meeting. Both Councillors arrived at 2:36 p.m. 5.4 Province of BC Climate Leadership Plan Discussion Paper Staff report dated September 14, 2015 recommending that a list of policy recommendations from the REAC-Climate Protection Subcommittee be endorsed in principle, with the exception of Approaches 2.1.1 and 2.1.3 and that staff submit input to the Climate Leadership Plan process and provide notice that further input may be provided in December 2015. The Manager of Sustainability and Corporate Planning reviewed the report. Councillor Masse advised on discussions at Metro Vancouver pertaining to the Climate Leadership Plan. R/2015-383 It was moved and seconded That the list of policy recommendations from the REAC-Climate Protection Subcommittee to Regional Engineers Advisory Committee dated August 22, 2015 be endorsed in principle, with the exception of Approach 2.1.3, and further That staff submit input on September 14, 2015 to the Climate Leadership Plan process stating Council’s support for and exceptions to the list of policy recommendations from the REAC-Climate Protection Subcommittee to Regional Engineers Advisory Committee dated August 22, 2015, and provide notice that further input may be provided in December 2015 following the release of the draft Climate Leadership Plan. CARRIED Council Workshop Minutes September 14, 2015 Page 6 of 7 6. CORRESPONDENCE 6.1 Vancouver Island Building Trades – Asbestos Awareness and Registries Letter dated July 30, 2015 from Phil Venoit, President, VI-Building Trades requesting support for the development of a national building registry of all public buildings which utilize building products containing asbestos. R/2015-384 It was moved and seconded That the letter dated July 30, 2015 from the Vancouver Island Building Trades be received for information and no further action be taken. CARRIED Councillor Duncan - OPPOSED 6.2 Municipal Insurance Association of British Columbia (MIABC) – Voting Delegate E-mail dated September 9, 2015 from Lisa Storoshenko, MIABC requesting confirmation of the City of Maple Ridge’s current voting delegate and alternate(s) for the September 22, 2015 Annual General Meeting. R/2015-385 It was moved and seconded That Paul Gill, General Manager of Corporate and Financial Services be appointed as the voting delegate for the Municipal Insurance Association of British Columbia’s September 2015 Annual General Meeting and that Councillor Speirs be appointed as the alternate and that this information be forwarded to MIABC. CARRIED 6.3 Upcoming Events September 17, 2015 8:30 a.m. South Bonson Community Centre LEED Plaque Unveiling - South Bonson Community Centre Organizer: Parks & Leisure Services September 19, 2015 10:00 a.m. 5th Annual GETIFest – Memorial Park Organizer: Golden Ears Transition Initiative (GETI) September 26, 2015 6:00 p.m. Ridge Meadows Youth Diversion Program Pub Night & Silient Auction, Equi-Sport Centre Organizer: Ridge Meadows Youth Diversion Program September 28, 2015 7:00 p.m. BC Forum on Health Care for Canadian Seniors – Vancouver Public Library Organizer: BC Forum on Health Care Organizing Committee Council Workshop Minutes September 14, 2015 Page 7 of 7 7. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL 7.1 Revisions to the Maple Ridge Council Procedures Bylaw Mayor Read advised on revisions to revisions to the Maple Ridge Council Procedures Bylaw and provided an explanation on the changes. R/2015-386 It was moved and seconded That Bylaw No. 7174-2015 be given first, second and third readings. CARRIED 7.2 Amenities Charge Councillor Robson requested that work to be done on the amenities charges report by staff be given priority. 8. MATTERS DEEMED EXPEDIENT – Nil 9. ADJOURNMENT – 3:20 p.m. _______________________________ N. Read, Mayor Certified Correct ___________________________________ D. Denton, Acting Corporate Officer City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 5, 2015 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Maple Ridge Commercial and Industrial Strategy Implementation Plan EXECUTIVE SUMMARY: Between 2011 and 2014, the City was engaged in the development of a Commercial and Industrial Strategy (the Strategy). The Strategy and immediate action items for implementation were endorsed on August 26, 2014. On March 16, 2015, Council received a status report on the Commercial and Industrial Strategy. It included details on the overall process, key messages, the municipal, regional and provincial policy context and the next steps in the process, which included moving forward on the following Resolution: That staff be directed to prepare the Implementation Plan for the Commercial and Industrial Strategy based on the framework outlined in the report dated August 25, 2014, and titled “Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan - Update”. GP Rollo and Associates, the consulting firm commissioned to develop the Strategy, has an extensive background of work in Maple Ridge, including background work for the Official Community Plan. The firm has vast experience in developing industrial, commercial and economic strategies for both private industry and municipal governments. This expertise enabled the preparation of the Strategy in a manner that reflects the City’s existing policy framework and provides options for the future economic growth and viability of the City. A link to the endorsed Strategy can be found at: http://www.mapleridge.ca/DocumentCenter/View/922 As a follow-up to the March 2015 status report, this report (dated October 5, 2015), focuses on those items that could be completed within the current Council mandate and that would begin to address the future industrial land supply needs. The recommendations of the Strategy are intended to improve, enhance, or expand the land base for employment and economic opportunities within the community. The Implementation Plan Matrix (Appendix A) identifies potential future work plan projects for Council’s consideration. Each item included in the Matrix would be the subject of a future report on the project scope, process and timeline, for Council’s review and consideration. The annual Business Planning process will provide Council with the opportunity to fine-tune those projects that contribute to the implementation of the Strategy, be that on a yearly basis or as part of a larger strategic planning conversation. 5.2 [2] RECOMMENDATION: That the Maple Ridge Commercial and Industrial Strategy Implementation Plan Matrix, attached as Appendix A to the report titled Maple Ridge Commercial and Industrial Strategy Implementation Plan dated October 5, 2015, be endorsed. DISCUSSION: a) Background Context: The draft Strategy was initially presented to Council on November 26, 2012. Council discussed the Strategy 11 times between November 2012 and August 2014, examined it in depth, and focused on establishing immediate and short term priorities for the Implementation Plan. During this time, the Strategy was also reviewed in light of its larger policy context and the roles of related policy documents such as the Official Community Plan and Economic Development Strategy. A total of 19 Resolutions related to the Strategy were passed by Council between November 26, 2011 and August 26, 2014. Summary of Key Messages from the Commercial and Industrial Strategy:  Maple Ridge is well positioned in the Region for future employment opportunities.  The City is doing relatively well in providing jobs for residents. The Strategy identifies that the City is second (behind Surrey) of suburban municipalities within the Region, providing approximately 35.4% of residents with employment within the municipality.  There is sufficient land area in the Town Centre for the projected future office space demands.  Overall, the most beneficial approach to attracting and retaining businesses within the community is to focus on sectors that are likely to see significant growth and sectors that are not dependent on population growth. These could include business services, manufacturing, information / culture, tourism and new educational facilities.  The land supply of designated commercial lands is s ufficient to meet future demand. Retention of commercially designated lands in the Town Centre and Silver Valley are important elements of the future commercial land supply.  There is a significant amount of under-utilized or vacant lands designated for employment uses throughout the City.  Maple Ridge will require between 69-93 hectares (170-230 acres) of additional industrial lands by 2040. The Strategy examined lands within the City in an effort to find the additional lands. Council also went through an exercise and reviewed all areas and current OCP land use designations. Through that process, a number of properties were identified as possible future employment lands. Most recently, Council was provided with a status report on March 16, 2015 that outlined the overall process, key messages, municipal, regional and provincial policy context, previous Council Resolutions and proposed Implementation Plan framework. [3] b) Implementation Plan Framework: The priorities and timelines reflected in the Implementation Plan can be refined by Council annually during business planning discussions, and then included in the work plan of the various involved departments. The structure of the Implementation Plan includes the following content: A. Establishing Priorities, Pacing and Timing. The Commercial and Industrial Strategy contains numerous recommendations that provide the City with a “road map” for Commercial and Industrial growth. Based on Council direction, s ome of these recommendations can be addressed in the immediate and short term, while others are medium or longer term priority items that require further dialogue and consideration in light of community goals and objectives. B. Reporting, Business Planning and Budget. A schedule of regular reporting with updates is suggested to reaffirm priorities and action items. Budget considerations in support of these priorities need to be part of the Department’s Business Plan, and reviewed annually by Council. C. Staff Complement. Although the Commercial and Industrial Strategy is largely the responsibility of the Planning Department, the Implementation Plan will involve multiple departments that will be the lead on a number of items. D. Strategic Alignment. The Commercial and industrial Strategy is intended to respond to the most pressing community needs as identified by Council and reflected in corporate policies. Recognizing that these may change over time, there is likely to be some shifting of priorities in response to new information or new conditions. In addition, new opportunities may emerge, such as senior agency grant programs, which could prompt a revised focus in strategic direction. Implementation Plan Timelines: In July 2014, Council directed that the timelines of the Implementation Plan need to be clearly defined, as follows:  Immediate: to the 2 year time horizon – 2015 to 2016;  Short-term: between 2 and 4 years – 2016 to 2018;  Medium-term: between 5 and 10 years – 2018 to 2028; and  Long-term: over 10 years – 2028+ c) Implementation Plan Matrix Summary: In August 2014, Council endorsed the following list of Immediate Term action items that staff is to focus on over the next two years, for 2015 and 2016. Those items are:  Undertake Zoning Bylaw amendments that would assist with Home Occupation activities and other emerging office space activities; [4]  Engage in discussions with the Albion Industrial Area landowners to discuss an incentive program that considers infrastructure, lot consolidation and the mitigation of existing conditions;  Undertake the analysis* of the identified potential future employment lands outlined in the attached Appendix C: September 9, 2013 Council report, located at: o Albion Flats, south of 105th Avenue; o 128th Avenue and 232 Street area; o The Ministry of Transportation Lands on the Lougheed Highway; and o The lands east and west of the Kwantlen First Nation on the Lougheed Highway, east of 240th Street; and  Establish an incentives program for industrial land activities. (*Note: Council later identified that applications on any of the lands identified as potential future employment lands would be required to provide the same type of analysis as part of the application information). These items are further outlined in the Implementation Plan Matrix, attached as Appendix A. In addition, on November 13, 2013 Council reaffirmed by Resolution that the completion of the Albion Flats Area Plan remained as a priority. The Albion Flats has been identified as potent ial lands that could also address future employment land use supply needs for the City. Council was provided with an information report at the March 16, 2015 Council Workshop, and will be presented a follow- up report that further explores a number of options for proceeding with area planning in the Albion Flats. Each item included in the Commercial and Industrial Strategy Implementation Plan Matrix will be further detailed in individual reports, to be presented to Council at future Council Workshop meetings, following endorsement of the Matrix. It is noted that endorsement of the Implementation Plan Matrix does not commit Council (current or future) to any of the items, as it is intended to serve as a long-term guide for future discussions on the employment and economic needs and opportunities for the City. d) Immediate Time Horizon Projects: The Immediate Time Horizon projects that have been identified as high priority items and were endorsed by Resolution in December 2013 or January 2014. i. Home Occupation Regulations: The Strategy recommends expanding the permitted uses for home-based businesses and to promote Maple Ridge as a home-based business friendly community, building on past successes. On January 20, 2014, Council passed the following Resolution: That the regulations for home occupation businesses be reviewed. In order to outline the context, issues and opportunities for any future regulation changes for home occupation uses, a background discussion paper is being prepared. This paper will include a review of current OCP and Zoning Bylaw regulations, a review of how a number of other [5] municipalities regulate home occupation uses and a range of policy and bylaw options for Council’s review and discussion. It is anticipated that this wor k will be presented to Council in the fall of 2015, prior to any OCP or Zoning Bylaw amendments being prepared. ii. Strategy #2: Redevelopment of Albion Industrial Park: The City could provide incentives for the redevelopment of the Albion Industrial Park. Land uses could be intensified to allow for greater employment densities through light industrial or potentially office uses. This scenario comes with significant infrastructure improvement costs including dyke improvements, site contamination remediation and traffic infrastructure improvements. The following Resolution was passed on January 20, 2014: That staff be directed to work with land owners in the Albion Industrial Area. A meeting with the land owners in the Albion Industrial Area is anticipated for the fall 2015, to be lead by the Strategic Economic Initiatives Department. The focus of the meeting will to open the discussion about what the land owners feel is necessary i n order to help the long term viability of the area. In addition, in November 2012 when the draft Commercial and Industrial Strategy was first presented to Council for discussion, there was interest in establishing an industrial incentive program, similar to the Town Centre incentive program that was in place at the time. In November 2014, Council endorsed the “Maple Ridge Employment Land Investment Incentive Program 2015-2018”. [6] iii. Strategy #3 Albion Flats The Strategy identifies the lands south of 105th Avenue in the Albion Flats that may be available for employment based uses are approximately 34.4 hectares (85 acres). The ALC has indicated that they are receptive to these lands being removed from the ALR with the condition that the agricultural viability, storm water remediation and stream flow conditions for the lands north of 105th Ave. are restored. An overview of the Albion Flats Area Plan process and Concept Plan was presented to Council on March 16, 2015, along with three process options for discussion. A follow-up report that further explores a number of options for proceeding with area planning in the Albion Flats is scheduled to be presented to Council for discussion and direction at the October 5, 2015 Council Workshop meeting. On November 13, 2012, Council passed the following Resolution: That the Albion Flats be reaffirmed as the priority for the preparation of an Area Plan. It is anticipated that should Council wish to proceed with the relaunch of the Albion Flats Area Plan process, it would begin following endorsement of the Hammond Area Plan land use concept. iv. Village Commercial Node On January 20, 2014, Council passed the following Resolution: That a commercial node be created at 248th Street and Dewdney Trunk Road. [7] An Official Community Plan and Zone amending application has been made at 24815 Dewdney Trunk Road (at 248th Street) for the purpose of establishing a Village Commercial node. This application includes the establishment of a new commercial category in S ection 6.3 Commercial Opportunities of the OCP. The development application has received Second Reading and has been forwarded to the October 2015 Public Hearing. v. Hazelwood Street Business Park Expansion application A rezoning application has been made to expand the Maple Meadows Business Park south, toward Wharf Street. The zone amending bylaw received Third Reading on July 28, 2015 and the applicants are working on completing the required conditions prior to Final Approval. vi. Potential Employment Lands A key message of the Commercial and Industrial Strategy is the need for additional employment lands within the City. The Strategy further outlines that because finding a single site could be extremely challenging, that the future employment lands c ould be achieved on a number of smaller parcels within the City. On December 2, 2013, the following Resolution was passed: That staff be directed to obtain a more detailed site analysis [of each identified location] to determine feasibility as employment generating lands. The alternative to staff obtaining the necessary site analysis was for owners or prospective developers to provide the same type of information as part of a development application. Rollo and Associates provided the City with a preliminary cost estimate to undertake the analysis for $45,000 or approximately $7500 to $10,000 per site. Staff would request an updated budget estimate should Council wish to include this work in the Planning Department’s 2016 Business Plan. Potential locations for additional employment lands include: [8]  Approximately 24 hectares (60 acres) located at 232nd Street and 128th Avenue;  Approximately 5 hectares (13 acres) to the west and 3 hectares (7 acres) to the east of Kwantlen lands on the Lougheed Highway; [9]  As part of a development application made in the fall 2014 for the 15 hectare (38 acre) Ministry of Transportation Lands, located to the west of the eastern intersection of Lougheed Highway and Haney Bypass, an analysis was prepared by CitySpaces Consulting which concluded that the site was not viable for industrial uses. The City enlisted the services of Rollo and Associates to provide a third -party assessment of the methodology and conclusions outlined in the CitySpaces report and associated proforma. Rollo and Associates concluded that the methodology, analysis and conclusions were sound and largely consistent with the approach they would use for the required analysis.  In addition, the potential for an employment hub within the Albion Flats could provide an additional 24 hectares (60 acres) including the potential expansion of the commercial node at Lougheed and 240th Avenue. e) Short Term Time Horizon Projects The Short Term projects (2016 to 2018) identified in the Implementation Plan Matrix are items that are felt to be important and achievable with the current Council mandate. The Implementation Plan Matrix provides a brief project description for each, which would be the subject of a future project scope report. A summary of items included in the Short Term time horizon is as follows:  Zoning Bylaw Amendments for commercial and industrial zones. For those zoning regulations not currently being incorporated into the Zoning Bylaw review, a report addressing employment-specific amendments could be prepared and presented to Council in the first half of 2016.  Promote the development/expansion of educational facilities. [10]  Town Centre Commercial (C-3 zone) amendments to encourage office development in mixed-use projects within the central business district.  Consideration of a new industrial zone to encompass light industrial uses adjacent to residential areas. This item has been part of the discussion related to the potential employment lands at 232nd St and 128th Ave. The intention is for a ‘general employment’ land use that could accommodate limited office uses, light industrial and small scale manufacturing in a form that more closely resembles or is compatible with residential land uses. The Planning Department has had a number of discussions with a potential developer of on of the properties included within this area.  Promote hotel development within the Town Centre.  Encourage the redevelopment of the Haney Place Mall. Following the closure of the Target store, a Development Permit has been issued for a new Walmart in the same location. In addition, the mall was purchased in the summer 2015 by Smart Real Estate Investment Trust. f) Medium and Long Term Projects The Medium Term (2018 – 2028) and Long Term (2028+) projects included in the Matrix are intended to provide options for future Councils to build on the work completed as part of the current Council mandate. While keeping in mind the need for additional employment lands, these two time horizons provide additional guidance for future work plan projects that will support and enhance the employment and economic viability within the City. g) Business Plan/Financial Implications: The Implementation Plan Framework endorsed by Council on August 26, 2014 aligns future work plan items with annual Business Planning conversations. The Immediate Term action items have been accommodated in the 2015 Planning Department budget. Additional budget requests will form part of future business planning budget considerations. h) Interdepartmental Implications: The ‘Immediate’ and ‘Short Term’ items are anticipated to involve the Planning, Sustainability and Corporate Planning, Strategic Economic Initiatives, Permit and Licenses, Finance and Engineering Departments and are felt to be achievable within the current Council mandate. Those departments identified in the Matrix are supportive of the identified time horizons. Some projects identified in the Implementation Plan Matrix as being lead by Strategic Economic Initiatives may change, based on Council’s priorities. [11] i) Alternatives: The identified list of Immediate, Short, Medium and Long Term action items are a reflection of the content of the recommendations of the Commercial and Industrial Strategy. Should Council have other priorities they would like addressed within the next four years, the proposed time horizons for any identified projects would be amended based on Council direction. j) Next Steps: It is anticipated that a number of the Immediate Term time horizon projects will be presented to Council in the coming months for discussion and further direction. Short Term projects identified for 2016 are anticipated to be confirmed as part of the upcoming Business Planning discussions. CONCLUSION: The endorsed Commercial and Industrial Strategy is the result of numerous years of work by the City and involvement by local landowners, members of the business community and residents of Maple Ridge. It provides Council with a set of strategies for employment activities for a wide range of commercial and industrial land uses. The proposed Implementation Plan includes projects for the next 2.5 years (to 2018) that are felt to be achievable items within Council’s mandate. Potential Medium and Long term projects have also been included for consistency with the endorsed Strategy, noting that these items will form part of future Business Planning discussions. “Original signed by Jim Charlebois”________________ Prepared by: Jim Charlebois, MURP, MCIP, RPP Manager of Community Planning “Original signed by Christine Carter”________________ Approved by: Christine Carter, M.PL., MCIP, RPP Director of Planning “Original signed by Frank Quinn”____________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Kelly Swift”______________________ Concurrence: Kelly Swift, Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A: Maple Ridge Commercial and Industrial Strategy - Implementation Plan Matrix Link to Commercial and Industrial Strategy: http://www.mapleridge.ca/DocumentCenter/View/922 1 Maple Ridge Commercial and Industrial Strategy – Implementation Plan Matrix The following Implementation Plan Matrix is derived from the Consolidated List of Recommendations included in the Commercial and Industrial Strategy. The Matrix is intended to be used as a guide for Council discussions, to help determine future projects as part of regular Business Planning activities to work toward implementing the recommendations outlined in the Strategy. Future work plan items will be subject to Council endorsement. The Implementation Matrix is based on the time horizons directed by Council: Immediate Term – 2015 and 2016 Short Term – 2016 to 2018 Medium Term – 2018 to 2028 Long Term – beyond 2028 There are a number of recommended actions that are considered to be ingrained in the regular responsibilities and work of various municipal departments. These items, titled ‘Ongoing Work Plan Items’, are included following the ‘Long Term’ time horizon. Immediate Term 2015-2016 Time Horizon Project Description Departments Involved Council Resolution Anticipated Date 2015 Expand the permitted uses for home-based businesses. Promote Maple Ridge as home-based business friendly, building on past success. Home Occupation Discussion Paper to be presented to Council for discussion and direction on policy and zoning bylaw direction. Amending bylaw(s) would be targeted for first reading in late 2015 or early 2016. Planning, SEI “That the regulations for home occupation businesses be reviewed.” (Jan. 20/14) Fall 2015 Discussion Paper. 2016 OCP and/or Zoning Bylaw amending bylaw approval. 2015 Develop Albion Flats south of 105th as a major employment hub. Plan in conjunction with redevelopment / intensification of Albion Industrial Park. An Area Plan options report to be prepared for discussion and direction on re-launch of area planning process. Planning “That the Albion Flats be reaffirmed as the priority for the preparation of an Area Plan; “ (Nov. 13/12) September 2015 Options Report APPENDIX A 2 Time Horizon Project Description Departments Involved Council Resolution Anticipated Date 2015-2016 Incentivize long-term redevelopment and/or intensification of employment at Albion Industrial Park. Review costs involved in such redevelopment/intensification, including:  Dyke system;  Contamination remediation  Overpass  Transportation Plan for future industrial at Albion Flats. The initial meeting with the Albion Industrial Area land owners will help to define what their issues and wishes are to help with the long term viability of the area. SEI, SCP, Planning “That staff be directed to work with land owners in the Albion Industrial Area.” AND “That staff explore options which consider infrastructure, lot consolidation and mitigation of existing conditions in the Albion Industrial Area.” (Jan. 20/14) Fall 2015 Meeting with Albion Land Owners. 2015-2016 Design guidelines emphasizing street-wall retail, parking at rear and high-quality storefronts should be applied to future Village or Community commercial centres. The quality of design at the Village node in the Albion Neighbourhood serves as a guide. A new Village Commercial category is being created via a development application at DTR and 248th Street. Planning “That a commercial node be created at 248 Street and Dewdney Trunk Road.” (Jan. 20/14) Application in progress for Village Commercial policies. Bylaw #7086-2014 & 7070-2014 2015-2016 Approve rezoning application for 40 acre site at 11055 Hazelwood Street. Planning Bylaw # 6914-2012 3rd Reading 3 Time Horizon Project Description Departments Involved Council Resolution Anticipated Date 2016 Promote food carts in the Town Centre to animate Memorial Peace Park and other public spaces. SEI, Permits 2016 Business Planning discussions. 2016 Potential Employment Lands:  Examine potential for re-designation of 50-60 acre site at 232nd Street and 128th Avenue for industrial.  Consider the estimated 13 acres to the west and 7 acres to the east of Kwantlen lands for long-term industrial supply  Consider 38 acre Ministry of Transportation Lands* to the west of the eastern intersection of Lougheed Highway and Haney Bypass for long- term industrial supply. (*Note: The MOT lands were subject to a development application in 2014 and provided the required site analysis. It determined that the site was unsuitable for industrial uses). Planning “That staff be directed to obtain a more detailed site analysis [of each identified location] to determine feasibility as employment generating lands.” (Dec. 2/13) OR – For this work to be completed as part of development application information. 2016 Business Planning Discussions Preliminary budget estimate per site analysis is between $7500 – 10,000. 4 Short Term 2016-2018 Time Horizon Project Description Departments Involved Council Resolution Anticipated Date 2016 Zoning Bylaw Amendments:  The CS-1 zone should be modified to permit more light industrial, self-storage and office uses.  Permit greater flexibility in industrial zones to allow for restaurant and accessory uses at key locations (e.g. high profile intersections.)  To better accommodate demand for office space within business park environments, it is recommended that the M-3 zoning bylaw restriction stipulating that accessory office use “not exceed 25% of the gross floor area of the principal use” to instead permit office as a “principal use.”  Do not permit drive-through businesses in the Town Centre.  Large format retail should be removed as a permitted use in zone M-3.  Consider changing the requirement for ground floor commercial along Dewdney Trunk Road east of 227th Street (as shown in Schedule G of the Zoning Bylaw) to either mandatory “ground floor active use” or optional ground floor commercial (i.e. flexible mixed-use). Active use could include office, gallery, indoor recreation, daycare, institutional space or other publicly accessible space. Removing strict commercial requirements may help to better concentrate the commercial demand in a well-defined ‘core precinct.’  Investigate CS-1 and C-2 zones as they pertain to desirable types of commercial development along the Lougheed Highway. Planning Background research paper(s) would be required to investigate the recommendations prior to proposing Zoning Bylaw amendments. 5 Time Horizon Project Description Departments Involved Council Resolution Anticipated Date 2016-2018 Promote development/expansion of educational facilities including:  Business innovation accelerator  Working farm school  Marine technologies Centre SEI, Post Secondary Task Force 2016-2017 The Town Centre Commercial zone (C-3) permits various types of office-related uses (e.g. business services, professional services, financial services), and the Town Centre Area Plan encourages office in mixed-use development within the “Central Business District.” To encourage office development in mixed-use environments within the CBD, a bonus density provision should be explored whereby residential density bonuses encourage additional employment generating space. Planning 2016-2017 Business Planning discussions. In house with consultant support 2016-2018 Examine feasibility for creating additional wireless hot spots in the Town Centre. SEI, IT Business Planning discussions 2017-2018 Consider potential for a new Industrial Zone to encompass potential light-industrial uses adjacent to residential areas. This work would be combined with the consideration of a new land use designation for “General Employment” to be included on Schedule “B” of the Official Community Plan. Planning 2017 Business Planning discussions. 2016-2018+ Promote hotel development in the Town Centre, with meeting facilities. SEI, Planning 6 Time Horizon Project Description Departments Involved Council Resolution Anticipated Date 2018+ Encourage redevelopment of the Haney Place Mall. Such redevelopment will be a complex, multi-year undertaking involving partnership between mall owners, anchor tenants and the City. There should be exploration of appropriate incentives and assistance to encourage redevelopment. Redevelopment of the mall would likely allow for significantly more on-site retail space, as well as office uses and possibly residential. Planning Haney Plan Mall Walmart location DP issued July 28, 2015. 2017 or 2018 Business Planning discussions 2017-2018 Consider a beautification grant matching program for small projects covering such items as planters, hanging baskets, boulevard landscaping etc. available to landlords and interested tenants. SEI 2017 or 2018 Business Planning discussions Also included in the Medium Term Time Horizon 7 Medium Term 2018-2028 General Project Description Departments Involved Comments Monitor whether economic incentives are appropriate or require modification through periodic ‘check ins’ with key stakeholders (Also included in the Short Term Time Horizon) Planning, SCP Use employment by sector figures prepared by GPRA for this report as a baseline against which to track future successes in employment growth. Planning, SEI, Admin To follow the release of the next Federal Census information Also included in the Long Term Time Horizon If all other options have been explored thoroughly and demand warrants additional industrial, examine potential for re-designating some of the non-developed long term residential land supply for industrial uses. Planning Future development at Albion Industrial area should be based on a comprehensive District-wide plan for industrial lands. Planning Promote consolidation of land ownership in Albion Industrial area, including District acquisition of sites that come to market. SEI, Planning, Clerks Civic Precinct:  Animate the public space around Memorial Peace Park. The District should encourage restaurant space to be developed at 224th and McIntosh Avenue, and directly across from the pagoda on the north side of Haney Place. Food carts are another good active use that could locate around the park.  Encourage better pedestrian connectivity between the civic precinct and Haney Place Mall Planning, SEI, Engineering Permits Move forward with Abernethy connector extension to improve marketability of Northern industrial lands at 256th Street. Engineering Vacant Lands:  Work with landowners of underutilized sites to either redevelop those sites or to sell lands to speed up redevelopment.  Emphasize and encourage land assembly of the blocks on the east side of 226th Street for mixed-use development. SEI Development of City-owned lands in the Town Centre may help encourage development of vacant lands. 8 General Project Description Departments Involved Comments Use employment by sector figures prepared by GPRA for this report as a baseline against which to track future successes in employment growth. Planning, SEI, Admin To follow the release of the Federal Census information (every 5 years) Also included in Long Term Time Horizon Improve multi-modal connectivity between commercial developments along Dewdney Trunk Road and Lougheed Highway, and the surrounding residential areas. This could require municipal property acquisition and easements. Engineering, Clerks, Planning Consider a beautification grant matching program for small projects covering such items as planters, hanging baskets, boulevard landscaping etc. available to landlords and interested tenants. SEI Also included in the Short Term Time Horizon New signage/wayfinding within the Maple Meadows business park could help attract new users. SEI, Engineering Pending expansion into southern portion (Bylaw # 6914-2012 @ 3rd Reading ) 9 Long Term 2028+ General Project Description Departments Involved Comments Use employment by sector figures prepared by GPRA for this report as a baseline against which to track future successes in employment growth. Planning, SEI, Admin To follow the release of the Federal Census information (every 5 years) Also included in Medium Term Time Horizon Whonnock and Ruskin should remain as-is for existing uses, with long-term potential for relocation of some uses to Albion Industrial park. Regard these areas as long-term industrial reserve. Planning No action required. 10 Ongoing Work Plan Items Ongoing Items Project Description Departments Involved Focus on attracting businesses from sectors which either are not based on population growth, or where jobs in Maple Ridge are below regional averages. These sectors include Manufacturing, Business Services, FIRE, Education, and Tourism. SEI Continue to support new cultural events in the Town Centre Parks & Leisure Encourage redevelopment of Haney Plaza to mixed residential/commercial, and work with the proponent of the mixed-use development at 224th and Dewdney (NW corner) to ensure that project moves forward as the market matures. SEI, Planning Work to attract tournaments and events to Maple Ridge Parks & Leisure Retain all designated commercial space within Silver Valley. Planning Promote the downtown and available land supply, both vacant and underutilized. SEI Utilize Fraser River and Albion Ferry site for tourist activities, including a tourist visitor centre Parks and Leisure, SEI Remove differentiation between neighbourhood and tourist commercial in Silver Valley. Planning Continue to support Economic Development office and their work to attract entrepreneurs, businesses and employees. SEI, Planning, Permits Promote executive business centre in the Town Centre SEI Work with landowners of underutilized sites in the Town Centre and elsewhere to either redevelop those sites or to sell lands to speed up redevelopment. SEI Promote northern industrial areas (e.g. Kanaka Business Park) to companies/sectors that do not rely on quick access to major transportation networks or full servicing, but which would benefit from highland locations not at risk of flooding. Likely tenant categories will be resource industries, institutional users, small owner-operated businesses serving the local market, and data centres that require secure, remote locations. SEI 11 Ongoing Items Project Description Departments Involved Development Permit Guidelines items:  Encourage densification and ‘urbanization’ of retail plazas over time, as demand allows.  Mandate building to a common frontage line with some provision for variance for restaurants to allow patio seating where appropriate or desired for street animation.  Require that a minimum of 60% of first floor building façade surface area of commercial structures be covered in clear glass (excluding doorways).  Encourage new retail in West Maple Ridge to be developed close to the street, at first through pad development at key site entry/exit points and high visibility corners. Planning Pursue potential for West Coast Express station at Albion. Engineering Work with merchants and land owners to improve building facades and displays. SEI 1 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 5, 2015 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Council Workshop SUBJECT: Albion Flats – Area Planning and Alternative Options for Land Use EXECUTIVE SUMMARY: In January 2015, Council directed staff to prepare an options report for moving forward with the development of a land use concept and area plan for Albion Flats. In response, Council received the report titled ‘Albion Flats – History and Options Update’ in March, 2015 which provided a full review of the history and background of the Albion Flats planning process . This report follows up on the ‘Albion Flats - History and Options Update’. Albion Flats has a long history of planning activity and in 2010 underwent a significant public consultation program. To date the work represents a significant amount of municipal time, resources and investment. To proceed with Area Planning, Albion Flats will require a new land use concept plan. The following report recommends returning to the 2010 design charrette land use planning scenario outcomes as the basis for preparing a new concept plan. This option is an efficient use of budget, staff resources, and builds on previous work that could best reflect new information and current Council priorities. The scope of work to prepare a revised land use concept plan and Area Plan Bylaw for Albion Flats is outlined in four phases: Phase 1: Re-establish and Initiate a Land Use Plan Process Phase 2: Land Use Concept Plan Endorsement Phase 3: ALC Exclusion Phase 4: Area Plan Bylaw The area plan boundaries were selected based on an understanding that the Albion Industrial lands to the south are within the Urban Area Boundary and are designated for Business Park. Unlike Albion Flats, these lands do not require Provincial agency or Regional approvals to develop and therefore a full autonomy is maintained for this area. Additional stakeholder consultation, including stakeholder workshops and a public open house review will be necessary to re-instate the process and prepare the land use concept plan and bylaw with support from the community and stakeholders. 5.3 2 An application for exclusion to the ALC will be required with a change in land use. Through past discussion and correspondence, the ALC has indicated support for exclusion of lands south of 105 th Ave with conditions to address drainage issues and agriculture viability of properties north of 105 th Avenue. Details regarding funding options to address these issues would be outlined in a subsequent report to Council. It is expected a draft land use concept plan would be ready for endorsement in Spring 2016 with an application for exclusion to follow. First Reading of the Area Plan Bylaw and a final Area Plan Bylaw schedule will be dependent on the date of ALC approval. The Area Plan will also require an amendment to the Regional Growth Strategy and inclusion within the Fraser Sewer Area Boundary. As a special study area, the amendment to the RGS will be a Type 3 minor amendment. This requires an affirmative 50% +1 weighted vote of the metro Vancouver Board but does not require a regional public hearing. This report provides two alternatives should Council prefer to either delay or not proceed with the concept plan at this time. RECOMMENDATION: That Option 2: Revisit 2010 Charrette Options, as outlined in Section 3 of the staff report titled Albion Flats – Area Planning and Alternative Options for Land Use and dated October 5th, 2015 be endorsed. DISCUSSION: 1. BACKGROUND a) ‘Albion Flats – History and Options Update’ Council Report, 2013 Following the charrette process the City of Maple Ridge submitted an endorsed concept plan for consideration by the ALC. In May 2012, the City was advised that the Commission would support the removal of the lands on the south side of 105th Avenue from the ALR in exchange for remediation of drainage issues and agricultural viability of properties to the north of 105th Avenue (see Appendix D). In June 2012, Ridge Shopping Centres Inc. proposed a land exchange with the City to develop a retail employment node south of 105th Avenue. However, in December 2014 Ridge Shopping Centres Inc. (Smart Centres) shifted its position and notified the City it would not proceed with a land exchange and development proposal. This proposal had been a central component of the planning for the area. At this time, Council directed an options report be provided for moving forward with the land use and planning of Albion Flats. As a result, Council was provided with the report titled, ‘Albion Flats – History and Options Update’ in March, 2015. This report provides the history and background of the Albion Flats planning process and provides the background and basis of this report. 3 b) Council Resolution (2013) In November 2013 Council passed the resolution that reaffirmed Albion Flats as a priority for the preparation of an Area Plan. R/2012-491 2013 Area Planning Options: “That the Albion Flats be reaffirmed as the priority for the preparation of an Area Plan.” c) OCP Policy Area planning for the Albion Flats is consistent with the City’s OCP Policy 10-2 and 10-3 (see Appendix A). It is an area under pressure of nearby growth in Albion, surrounded by urban residential and industrial land uses and has many positive aspects for land use and development. OCP Policy 6-15 and 6-16 specifically relate to Albion Flats and acknowledge the land is currently unavailable for urban development and recognizes requirements for a change of land use at the Regional and Provincial level. d) Albion Flats Planning Area Boundaries The Albion Flats planning area covers a land area approximately 133 hectares (329 acres). The majority of these lands are within the Agricultural Land Reserve and are a Special Study Area in the City’s Regional Context Statement (see Appendix B, Map 1). The land south of Lougheed Hwy (Albion Industrial Lands) is not included in the planning area. Area plan boundaries were the subject of the 2009 “Albion Area Process” staff report that provided Council with options to include a wider land area. The current boundaries were selected based on an understanding that the Albion Industrial lands to the south are within the Urban Area Boundary and are designated for Business Park. Unlike Albion Flats, these lands do not require Provincial or Regional approvals to develop. As such, Council was interested in maintaining full autonomy for that area. e) Albion Flats –Investment In Area Planning Albion Flats has a long history of planning activity and represents a significant amount of municipal time and resources (see Appendix C). This is summarized as follows:  Planning Work Completed to-date: o Seven consultant background & Technical reports (2010) o Four technical reports completed by Ridge Shopping Centres Inc. (2011-2012) o An extensive engagement program and design charrette (2010) o Concept plan development (2012)  Recently Completed Plans that Affect Planning in Albion Flats: o The Transportation Plan (2014) o The Commercial & Industrial Strategy (2014) o The Parks, Recreation and Culture Master Plan (2010)  Current Municipal Investment: o $380,000 upgrade to the children’s spray park (completed) o $300,000 upgrade to the washroom / change room facilities (tender currently out) 4 o Canada 150 Community Infrastructure Grant received to replace gravel fields with artificial fields (recently received) o 2 new baseball diamonds and 2 new soccer fields, running track and bleachers o Additional parking upgrades  Additional Planning Considerations: o Albion Flats is home to the Albion Sports Complex, Planet Ice, Golden Ears Winter Club and Albion Fairgrounds. o The site hosts a number of community based and City-wide events throughout the year. These facilities occur on ALR lands and are allowed by the ALC as approved non-farm uses. o Adjacent land area is surrounded by urban residential and industrial land use. o Albion Area Plan lands have seen recent major growth and development, increasing the population and thereby desire for amenities, services, etc. in the area. o Bordered by the Lougheed Highway, Albion Flats has excellent visibility, access and is minutes from the downtown. o While currently underserved by transit, the adjacent increasing density with the Flats development could provide the impetus needed for future improved transit service including west coast express and local services. o Existing active uses on the lands provide good opportunities to expand and serve nearby growth and development within the City-wide goals (commercial nodes, employment, recreation, etc.) f) Previous ALC Decisions & Implications for Area Planning A small portion of the Albion Flats, approximately 20ha is already excluded from the ALC. The remaining portion of the lands (the majority of the planning area boundaries) is within the ALR (see Appendix B, Map 2). An Albion Flats Area Planning process will change land use for all or part of these lands. Where there is a desired change of land use from agricultural, an application for exclusion to the ALC is required. The ALC has expressed support for a block exclusion application on lands to the south of 105th Avenue with conditions, but do not support exclusion of lands north of 105th Avenue. Conditions for exclusion of lands to the south of 105th Avenue seek to remediate the lands affected by surrounding municipal development north of 105th Avenue (see Appendix D for full text) and can be summarized as:  assessment of drainage and stream flow conditions;  remediation of agricultural lands north of 105th Avenue, and;  traffic flow to facilitate agricultural purposes. A preliminary assessment to address drainage and restore the agricultural capability on the lands north of 105th Avenue, prepared as part of the Smart Centres agreement, estimated the cost of $2.1million. North of 105th Avenue Applications for Exclusion Two applications to exclude land from the ALR north of 105 th Avenue were made by land owners in 2013. In both cases Council supported forwarding the applications to the ALC however the applications were refused by the ALC. At this time, a period of one year was provided for landowners 5 to submit a request for reconsideration. In August 2015, the City received a copy of a letter from the ALC granting an open extension of this time limit to submit an appeal at the request of the landowners. To date, the landowners have not submitted an appeal. If an appeal is submitted, Council may choose to delay an Area Plan process for Albion Flats until the outcome of this appeal has been issued. The ALC indicated a concept plan is not required for an application for exclusion; however, a concept plan is part of the Area Plan process, it also provides a tool to communicate land use intent and provides a level of certainty for land owners and members of the public through the planning process. 2. ALBION FLATS AREA PLAN PROCESS – OPTIONS AND DEVELOPMENT OF LAND USE ALTERNATIVES a) Area Plan Approach Options The following section outlines the options and a course of action for an Albion Flats Area Plan process. Three options outlined in the March 2015 report have been identified to develop a revised land use concept plan. Each is described below. Option 1: Amend 2011 Concept Plan This option makes minor adjustments to the 2011 concept plan. Amending the 2011 concept plan builds on the planning work completed to date and is an extension of the existing planning process. However, the ability to incorporate new ideas and in particular, current Council priorities is limited. The 2011 concept plan was drafted with land uses north of 105th Ave, including a major employment node as a central component of the concept plan. The success of this plan for ALR exclusion north of 105th Ave based on ALC discussion is limited. Option 2: Revisit 2010 Charrette Options HB Lanarc Consultants Ltd. prepared four land use scenarios as part of the 2010 design charrette. This option revisits land use options and looks to re-envision a draft conceptual land use plan from these scenarios that reflects new work (e.g. recent City Plans), conditions and current Council priorities. To revisit the 2010 Charrette Options is the best opportunity for Council to provide input into the direction of Albion Flats. It maximizes existing budget, staff resources, maintains a reasonable timeline, respects the community input received and utilizes the planning work completed to- date. The process would remain an extension of the existing planning process, but would re- launch the project with new energy and re-brand it. This option provides the ability to incorporate new ideas, new information and current Council priorities. With this, key issues such as agricultural viability, drainage remediation and change in the employment node can be best addressed. Furthermore, development of a new land use concept sets the framework for some meaningful stakeholder and community engagement to re-build support within the area planning process. 6 Option 3: New Land Use Scenario Outline a new Albion Area Planning Process that considers the history and background information completed to date and develop a new conceptual plan and engagement program for the Area Plan Bylaw. Development of a new land use scenario would begin a new area planning process for Albion Flats. Although this option would consider work completed to date as part of the background information, it could be branded as an entirely new start. This is the least efficient with respect to use of planning work completed to date, budget, staff resources and timeline. It would involve re- envisioning a new planning process and communications and engagement program. The process would require a renewed budget, dedicated staff person and warrant a longer timeline. However, all previous decisions and key aspects could be reviewed (e.g. area plan boundaries) and similar to option 2, any new information, City-wide goals and current Council priorities considered. Summary of Options and Recommendation: 1. Amend Concept Plan – Include Lands to the North – Not Recommended 2. Revisit Charrette Scenarios – Recommended 3. New Lands Use Scenario – Not Recommended 3. RECOMMENDED OPTION a) Revisit 2010 Charrette Options The 2010 Charrette Options land use approach is recommended as the best use of staff resources, previous work and an opportunity to incorporate recently completed City Plans, ALC conditions and current Council priorities. A significant amount of background work and technical reports were completed in preparation of the 2010 design charrette and in support of the Area Plan process. This work included:  Storm & Sanitary Off-site Servicing Requirements  Existing Traffic Conditions and Potential Impacts  Water Servicing Summary  Agricultural Assessment  Socio-Economic Trends and Implications  Environmental Baseline Report  Analysis of Land Use Demands and Implications Completed largely in 2010, the reports remain relevant and could be used as background information if the planning process for Albion Flats proceeds this year. However, should it be delayed, it is likely technical reports would need to be updated. The design charrette held in 2010 initiated a process for exploration of land use and scenario options for Albion Flats. A summary report prepared by HB Lanarc Consultants Ltd. and presented to Council in February 2011 provided four overall land use scenarios within the Albion Flats Area Plan boundaries, based on two concepts for the portion south of 105th Avenue and two for the portion north of 105th Avenue (see Appendix E). The consultant outlined a preferred plan with no 7 employment uses on the north side of 105th Avenue and indicated the ALC was not supportive of these uses. Moving forward with these land use concepts provide an opportunity for Council to discuss and identify alternative land use directions and priorities in greater detail and shape the new concept to fit conditions and requirements. b) Planning Process Overview The following outlines the Area Plan Process and scope of work for this option and is shown in the summary process diagram (see Appendix F). The scope of work to prepare a revised land use concept plan includes the following four phases: Phase 1: Re-establish and Initiate a Land Use Plan Process Phase one involves Council endorsement for a land use planning option to re -establish the planning process for Albion Flats. Once determined, the planning history, background reports, recently adopted amendments or new City plans, updated situation (new land owners, businesses, etc.) and current Council priorities with respect to the Albion Flats lands will be reviewed. A hands-on workshop to outline and confirm overarching principles, ideas, scenarios and priorities for land use alternatives with Council will be developed and delivered. At this time, stakeholders and agencies will be notified of the re-instated planning process and re-launch a public communications and engagement program for plan completion. Phase 2: Concept Plan Endorsement Once a foundation is established and priorities identified, City departments will collaborate as needed to re-draft a revised land use concept plan for Albion Flats. This will include an illustrated plan, statement of concept, key highlights and explanation of land use designations for Council review. With Council input, the draft land use plan will undergo a technical assessment and be prepared for stakeholder and community review. Stakeholder review may include a series of group workshops to introduce the draft la nd use concept plan and receive feedback. Community consultation will include a draft land use concept plan open house. After technical review and stakeholder and public feedback is received, the final land use concept plan will be completed for Council endorsement and direction to prepare the Area Plan Bylaw. The concept plan will be the basis for the formal submission to the ALC for exclusion and Metro Vancouver for amendment to the Regional Growth Strategy. Phase 3: ALC Exclusion Application Once Council endorsement is received for the land use concept plan an application for exclusion of lands south of 105th Avenue will be submitted to the ALC for consideration. This process could take up to one year for a decision to be issued. In addition to proposing land use changes, an extensive remediation and infrastructure work is to be carried out to address the drainage and agricultural viability of properties to the north of 105th Avenue. The Commission requirements for a local government exclusion application include the following:  Public hearing  Notice of public hearing and the procedure at the hearing to follow the requirements outlined in section 13 and 14 of the Agricultural Land Reserve, Subdivision and Procedure Regulation  Complete the Application by Local Government Form 8  Submit the application and fee (if applicable) to the Commission  Give notice of the application by posting on the land to which the application relates, on a sign measuring at least 60cm by 120cm and positioned at the midpoint of the boundary of that land that is adjacent to a constructed road right of way if one exists. Phase 4: Area Plan Bylaw The Area Plan Bylaw process will be outlined in detail at the time of concept plan endorsement. However, in anticipation of a successful Local Government exclusion application, the City would use the endorsed land use concept plan as the basis to prepare detailed policies and goals for the range of land uses and prepare the OCP amending bylaw for Council’s consideration. c) Scope of Work i. Consultation Program & Engagement Additional stakeholder consultation and public review will be necessary to re-instate the process and prepare a new plan. The process will also include Council input at key milestones in the planning process and external referrals and submissions for approvals. This is expected to include the following:  Project Initiation & Branding: Project start up for the Albion Flats planning process will include development of a new project brand for ‘the Flats’, set up of an online project webpage, initial notification to the community and stakeholders of the area planning process, and timeline of key dates outlined.  Council Workshop: A first step in re-engaging the area plan process will be to meet with Council to review the 2010 charrette outcomes and land use alternatives, understand current priorities and opportunities.  Technical Assessment (internal): Internal engagement with City departments will be required throughout the process. Key people in each department will be identified for feedback at main points in the process. The plan may require additional technical input at the drafting stage and/or assessment once drafted to ensure the revised land use proposed is reasonable to move forward with, in particular with respect to identified drainage, physical and environmental characteristics. This assessment may require external consultant review and input.  Funding Mechanisms – It is estimated that costs to address drainage and agricultural viability may be in the range of $25,000 to $50,000. A subsequent report to Council will explore funding mechanisms.  Stakeholder Workshops: Grouped stakeholder workshops (with landowners, community groups, etc.) will be held to review and obtain feedback on the draft land use concept plan. The primary goal of these workshops will be to reintroduce the area planning work, provide a land use framework and identify stakeholder issues and interests with respect to an emerging draft land use concept. 9  Public Open House #1 – Draft Land Use Concept: An initial public open house will be held for public to review and provide input on the revised draft land use concept plan. The draft concept plan would be made available to Council prior to the Open House.  Council Endorsement of the Land Use Concept Plan: A summary of stakeholder and public input along with the technical assessment will be used to refine and revise the draft land use concept. The final draft land use concept plan will be presented to Council for endorsement and direction to prepare the Area Plan Bylaw and proceed with ALC exclusion.  ALC Exclusion Application: Local Governments can make an application for exclusion of lands from the ALR pursuant to s. 17(1) and 29(1) of the ALC Act (Block Applications). An application must be made directly to the ALC and a public hearing must be held prior to making an application for exclusion. A staff report on the ALC exclusion would be prepared for Council consideration.  Early Referrals: After Council endorsement of the land use concept plan, the plan will be provided for external referrals, including Metro Vancouver for preliminary comment.  Area Plan Bylaw: The steps in the bylaw approval process including agency referrals will be outlined in a Council report. 10 ii. Timeline The following table is an estimated timeline for the recommended planning process. Timeline – Concept Plan & ALC Exclusion Description of Tasks 1 October 5th, 2015 Council direction on area planning and option for land use alternatives. Fall/Winter 2015 Area Plan process start up. Background review and assessment of Council priorities with respect to land use. Stakeholder /public notification of process and online project branding/set up. Draft revised land use concept plan. Stakeholder and public consultation. 2 Spring 2016 Revisions and final land use concept plan. Internal review and technical assessment of land use concept plan. Council endorsed land use concept plan and direction to prepare Area Plan Bylaw. Early referrals to agencies. 3 Summer/Fall 2016 Draft and submit ALR Block Exclusion Application. Draft Area Plan during ALC deliberation. Timeline – Area Plan Bylaw Description of Tasks 4 Start date pending ALC decision. 1st Reading of OCP amending bylaw Area Plan open house - stakeholder and public review. RGS amendment approval prior to 2nd Reading and Public Hearing. Final Area Plan Bylaw and Council approval. iii. Agency Referrals and Approvals The Area Plan Process will require external referrals, an amendment to the Regional Growth Strategy and inclusion within the Fraser Sewer Area Boundary. Anticipated key referrals to facilitate approvals and endorsements within the Area Plan Process include: o Agricultural Land Commission o MetroVancouver o Translink o Ministry of Transportation and Infrastructure o School District 42 The Albion Flats Area Plan boundaries (north and south of 105th Avenue) are identified as a Special Study Area on the Maple Ridge Regional Context Statement - Regional Land Use Designations and in 11 Section 6.2.3. of the OCP except for several lots at the north west boundary and additional lots fronting onto 240th Street south of 104th Avenue (see Appendix B, Map 3). A request to remove the special study area and change a portion of the Regional land use will apply to the entire area regardless of whether block exclusion is pursed. As a Special Study Area, the amendment to the RGS will be a Type 3 minor amendment (see Appendix F for full text). This requires an affirmative 50% +1 weighted vote of the metro Vancouver Board but does not require a regional public hearing. iv. Financial Implications It is expected that much of the draft concept plan and area planning work will be completed in-house and communications and engagement program will be handled through existing internal budgets. However, technical input or assessment of the revised draft land use concept plan may be necessary and prudent to outline options for drainage issues north of 105 th Ave or an agricultural remedial action plan as outlined by the ALC as conditions to exclusion, and/or determine the feasibility and prove land use options are viable prior to moving forward with a concept plan. It is estimated that costs for this work may be in the range of $25,000 to $50,000, should this type of technical analysis be required and externally outsourced. The budget request will be considered by Council during business planning. v. City Staff Lead and Interdepartmental Resources The Planning Department would lead the Albion Flats Area Plan process with support from Strategic Economic Initiatives, Engineering, Parks & Leisure Services, Property Management and Finance Departments. 4. ALTERNATIVES i. Pending Request for Reconsideration of ALR Resolution (North of 105th Avenue) As mentioned earlier in this report the properties on the north side of 105th Avenue had made applications for exclusion from the ALR and were subsequently refused by the Commission. It is our understanding that one (or both) landowners to the north of 105 th Avenue are giving serious consideration to submit a request for reconsideration on their Resolutions. In the event that Council prefers to delay the area planning process for Albion Flats pending ALC reconsideration, Council could pass the following resolution. Recognizing that there is no deadline for submission, nor is there clarity regarding the length of time that will be required for a decision by the ALC, staff are suggesting that the deferral be for a one year period. 1. THAT the Albion Flats Area Plan not commence until such time as the landowner(s) north of 105th Avenue has made their formal request for reconsideration to the ALC and a decision has been rendered by the ALC, or a period of one year from the date of this report has elapsed (October 6th, 2016) It is noted that if Council elect to not proceed with the Albion Flats Area Plan that items (2) Area Plan Process and (3) Recommended Option in this report need not be considered. 12 ii. Area Plan Prioritization: As noted earlier in this report, in November 2013 Council reaffirmed by resolution that Albion Flats was a priority for the preparation of an area plan. However, two years have since passed and Council may prefer to make other projects a priority. Should Council not wish to proceed with an Area Plan and exclusion for the Albion Flats, it is recommended that Council pass the following resolution: THAT the Albion Flats Area Plan not commence at this time and that staff be directed to bring forward a report on potential area planning neighbourhoods following the endorsement of the Hammond Area Plan concept. It is noted that if Council elect to not proceed with the Albion Flats Area Plan that items (2) Area Plan Process and (3) Recommended Option in this report need not be considered. 5. CONCLUSION To date, Albion Flats has a long history of planning activity and represents a significant amount of municipal time, resources and investment. In November 2013 Council reaffirmed by resolution that Albion Flats was the priority for the preparation of an Area Plan. After Ridge Shopping Centres Inc. (Smart Centres) changed its position and notified the City it would not proceed with a land exchange and development proposal in December 2014, Council directed an options report be provided for moving forward with the land use and planning of Albion Flats. As a result, Council was provided with the report titled, ‘Albion Flats – History and Options Update’ in March, 2015. This report provides the history and background of the Albion Flats planning process and provides the background and basis of this report. To proceed with Area Planning, Albion Flats will require a new land use concept plan. The scope of work to prepare a revised land use concept plan and Area Plan Bylaw for Albion Flats based on the 2010 design charrette outcomes include four phases: Phase 1: Re-establish and Initiate a Land Use Plan Process Phase 2: Concept Plan Endorsement Phase 3: ALC Exclusion Phase 4: Area Plan Bylaw The ALC has expressed support for a block exclusion application on lands to the south of 105th Avenue with conditions, but do not support exclusion of lands north of 105th Avenue. Conditions for exclusion of lands to the south of 105th Avenue seek to remediate the lands affected by surrounding municipal development north of 105th Avenue and can be summarized as:  assessment of drainage and stream flow conditions;  remediation of agricultural lands north of 105th Avenue, and;  traffic flow to facilitate agricultural purposes. A preliminary assessment to address drainage and restore the agricultural capability on the lands north of 105th Avenue, prepared as part of the Smart Centres agreement, estimated the cost of $2.1million. Options to reduce or cover costs will be outlined in a future Council report. 13 It is expected a draft land use concept plan would be ready for endorsement in Spring 2016 with an ALR exclusion application to follow. First Reading of the Area Plan Bylaw and a final Area Plan Bylaw schedule will be dependent on the date of ALC approval. Should Council wish to delay the planning process, pending a potential request for reconsideration of ALR exclusion of lands north of 105th Avenue made by private landowners, or not proceed with Area Planning for Albion Flats, alternatives are outlined in Section 4. “Original signed by Anne-Marie Whittaker” _______________________________________________ Prepared by: Anne-Marie Whittaker, BSc.,MLArch. Planner 2 “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL., MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Frank Quinn” _______________________________________________ Concurrence: Frank Quinn, MBA, P.Eng Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A – OCP Policy Appendix B – Albion Flats Map Appendix C – Investment in Albion Flats Appendix D – ALC Resolution Appendix E – 2010 Charette Land Use Options Appendix F – Albion Flats Land Use Concept Plan & Area Plan Bylaw Preparation Process Diagram 14 Appendix A – OCP Policy Albion Flats is consistent with OCP policy as an area in transition and opportunity for future re- development. Policy 10-2: Maple Ridge will initiate the creation of area plans as a means to guide development: a) Priority consideration will be given to an area in transition, neighbourhoods that present the greatest opportunities for redevelopment, or areas where Guide Plans are in existence; b) Area Plans will be developed for the historic communities of Maple Ridge including Hammond, The Ridge, Port Haney/Haney, Albion, Yennadon, Webster’s Corners, Whonnock and Ruskin; c) The Thornhill area is recognized as a new Community that requires an area plan prior to urban development occurring in the area. This area plan is a long-term priority for the City and will be initiated in accordance with the Thornhill Urban Reserve policies of the Official Community Plan; d) Subsequent area plans will be based on a consideration of each area’s suitability for accommodating residential intensification. Policy 10-3: Area Plans will be developed utilizing a consultative approach that involves working cooperatively with Provincial and Regional agencies, School District, community groups, and residents and will include, but not be limited to the following: a) Policies relating to the types and form of development, land use patterns, and phasing; b) Physical inventory of the site including an assessment of environmentally sensitive areas, ecosystems and the impact of development; c) An assessment of existing and future infrastructure, and a fiscal impact analysis study; d) A transportation study that addresses road connections, transit and alternate modes of travel , and connections to the Regional Town Centre; e) An assessment of parks and open space; f) The provision of community amenities. Policy 6-15: Maple Ridge will work with Metro Vancouver, the Greater Vancouver Sewerage and Drainage District (GVS&DD) and the Agricultural Land Comission (ALC) to determine the future of the Albion Flats in conjunction with community, Regional, and Provincial goals. Policy 6-16 Prior to Council giving consideration to a change in land use, an extension of municipal services, or an amendment to the Urban Area Boundary, Maple Ridge will: i. Develop and implement a Comprehensive Strategy as outlined in Section 11.1.3; and ii. Collaborate with Regional and Provincial authorities to complete a comparative analysis to review land use, social, economic, and environmental goals. 15 Appendix B – Albion Flats Maps Map 1. Planning Area Boundaries Albion Flats planning area boundaries do not include lands to the south of Lougheed Hwy. The Albion Industrial lands to the south are within the Urban Area Boundary and are designated for Business Park. These lands do not require provincial or regional approvals to develop and to maintain autonomy of planning; these lands were not included in the Albion Flats Planning boundary. 16 Map 2. ALR Lands in Albion Flats The majority of Albion Flats is within the ALR with the exception of several properties along 240th Street and northwest Lougheed Hwy. A land use change will require an application for exclusion. The ALC has indicated support for an exclusion of lands south of 105th Avenue if the City can address drainage and agricultural viability issues on properties to the north of 105th Ave. This has been estimated in preliminary technical reports completed by Smart Centres in 2012 to be $2.1million. Options for cost recovery will be the subject of a future Council report. 17 Map 3 – Regional Growth Strategy and Special Study Area Albion Flats planning area and special study area. The lands identified as a Special Study area will require an amendment to the Regional Growth Strategy and inclusion within the Fraser Sewer Area Boundary. Type 3 – Minor Amendments to the Regional Growth Strategy (simple majority weighted vote and no regional public hearing required). “6.3.4 The following Type 3 minor amendments require an affirmative 50%+1 weighted vote of the Metro Vancouver Board and do not require a regional public hearing: (g) for those sites that are identified as Special Study Areas on the Special Study Areas and Sewerage Extension Areas map, an amendment to one or more of the regional land use designations set out in the Regional Growth Strategy and associated Urban Containment Boundary adjustments.” 18 Appendix C – Municipal Time and Resource Investment in Albion Flats Area Planning Process Planning Work Completed to-date:  Consultant background & Technical reports (2010):  Storm & Sanitary Offsite Servicing Requirements  Existing Traffic Conditions & Potential Impacts  Water Servicing Summary  Agricultural Assessment  Socio-Economic Trends & Implications  Environmental Baseline Report  Analysis of Land Use Demands and Implications o Technical reports completed as part of the Ridge Shopping Centres Inc. land exchange agreement for properties specific to the land exchange:  Heritage Conservation Study & Feasibility – Spencer Farm Milk House (2013)  Environmental Site Assessment, Phase 1 and 2 (2013)  Watercourse and Fish Habitat Assessment (2013)  Storm Analysis Summary (2012) o An extensive engagement program (2010):  stakeholder engagement  design charrette o Concept plan development (2012). Recently Completed Plans that Affect Planning in Albion Flats:  The Transportation Plan (2014): o Arterial/Collector road improvements o Neighbourhood bikeway along the northern perimeter of Albion Flats o West Coast Express Station Park n Ride and express bus connections  The Commercial & Industrial Strategy (2014): o a plan for industrial lands within Albion Flats o a West Coast Express Station at Albion o develop Albion Flats south of 105th St. as a major employment hub, to be planned in conjunction with redevelopment/intensification of Albion Industrial Park.  The Parks, Recreation and Culture Master Plan (2010): o addition of approximately 40 acres of new recreational facilities on the Albion Flats to serve the growing population in the Albion area o considers facilities and programming within the Albion Area at capacity Land Use / Development:  Adjacent land area is surrounded by urban residential and industrial land use.  Albion Area Plan lands have seen recent major growth and development, increasing the population and thereby desire for amenities, services, etc. in the area. 19  Bordered by the Lougheed Highway, Albion Flats has excellent visibility, access and egress and is minutes from the downtown core.  While currently underserved by transit, the adjacent increasing density with the Flats development could provide the impetus needed for future improved transit service including west coast express and local services.  Existing active uses on the lands provide good opportunities to expand and serve nearby growth and development within the City-wide goals (commercial nodes, employment, recreation, etc.) Current Municipal Investment:  Albion Flats is home to the Albion Sports Complex, Planet Ice, Golden Ears Winter Club and Albion Fairgrounds. The site also hosts a number of community based and City-wide events throughout the year. These facilities occur on ALR lands and are allowed by the ALC as approved non-farm uses. In addition to ongoing maintenance of these facilities, Parks & Leisure Services has also recently completed and/or planning new upgrades (as a part of their masterplan) to the following: o $380,000 upgrade to the children’s spray park (completed) o $300,000 upgrade to the washroom / change room facilities (tender currently out) o Canada 150 Community Infrastructure Grant received to replace gravel fields with artificial fields (recently received) o 2 new baseball diamonds and 2 new soccer fields, running track and bleachers o Additional parking upgrades 20 Appendix D: ALC Resolution #2635/2011 The following are ALC conclusions for Albion Flats. 1. That the land north of 105 Avenue has agricultural capability, is suitable for agricultural use and is appropriately designated as ALR. 2. That apart from the agricultural fairgrounds, the land south of 105 Avenue is of very limited interest to agriculture, thus previous Commission proposals for limiting land use options may be reconsidered. 3. That the draft concept plan, as proposed, will have an overall negative impact on agriculture in DMR. 4. That the draft concept plan is inconsistent with the objective of the Agricultural Land Commission Act to preserve agricultural land. THAT the Commission not endorse the draft concept plan entirely as submitted but only in part; THAT DMR be advised that while the Commission is prepared to cooperate towards future commercial or industrial development at Albion Flats, it will do so in conjunction with restoration of an agricultural future for that part of Albion Flats lying to the north of 105th Avenue; AND THAT focusing on the area north of 105th Avenue the Commission will expect DMR to undertake a comprehensive review of drainage and stream flow conditions in Road Thirteen Dyking District with a view to resolving issues identified in the Golder Associates overview agricultural assessment and the HB Lanarc environmental baseline report, that review to include  Preliminary consultation with Fisheries and Oceans Canada,  Preparation of an agricultural remedial action plan in consultation with the Commission, the Ministry of Agriculture, Fisheries and Oceans Canada and the land owners, such a plan to address all relevant issues including but not limited to drainage, long term access, buffering or consolidation, and  Design to ensure that traffic patterns enable practical access and use by farm vehicles; AND THAT the Commission will expect DMR to submit an application under section 29 of the Agricultural Land Commission Act to exclude from the ALR the land lying south of 105 Avenue and west of 240 Street together with any remnant areas elsewhere in DMR identified by the Commission as being unsuitable for agriculture; Commission approval of such an application may be in part or in whole conditional on progress toward the foregoing action plan; AND THAT this response does not suggest or promote any move to eliminate the use of land at Albion Flats as an agricultural fairground; AND THAT the Commission recognizes that any implementation or action to be taken with respect to the Commission’s response to the concept plan will require that DMR and land owners be responsible for complying with applicable Acts, regulations and decisions of any authorities that have jurisdiction under an enactment. 21 Appendix E – 2010 Design Charrette Land Use Options Recommended option for the development of a new land use concept plan for Albion Flats is to return to the four scenario options explored in the 2010 design charrette. This would be conducted with Council input. 22 23 24 Land Use Alternative Selection Amended 2011 Concept Plan New Land Use Scenario Revisit 2010 Charrette Options Albion Flats Concept Plan Endorsement Prepare & Submit ALR Exclusion Application Revised Albion Flats Draft Concept Plan Area Plan Bylaw Approval Process (to be outlined in detail at the time of concept plan endorsement and ALR Application) :  Submission for RGS Amendment and Metro Vancouver Board Approval  Consultation Event  Final Area Plan Bylaw PHASE 1 RE-ESTABLISH & INITIATE AN AREA PLAN PROCESS PHASE 2 CONCEPT PLAN ENDORSEMENT PHASE 3 ALR EXCLUSION Assess Current Conditions, Plans & Council Priorities Public & Stakeholder Consultation Concept Plan— Internal Technical Assessment Appendix F - Albion Flats Land Use Concept Plan & Area Plan Bylaw Preparation Process Diagram Council & Key Staff Council endorsement of the land use plan approach Council workshop to review land use alternatives, ideas and priorities. Council review of draft land use concept plan. Approval to proceed with stakeholder and community review. Council endorsement of the land use concept plan and direction to prepare Area Plan Bylaw. Council adoption of final Area Plan Bylaw. Timeline Fall/Winter 2015 Spring 2016 Summer / Fall 2016 Dependent on the timing of ALC decision First Reading Second Reading & Public Hearing Preliminary Referrals to Agencies PHASE 4 AREA PLAN BYLAW 6.2